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VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2024-07-03","completedDate":"2024-09-13","violations":[{"number":"VI-2024-055219","date":"2024-07-03","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2024-09-07","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2024-055220","date":"2024-07-03","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2024-09-07","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}]},{"number":"CF-2025-094671","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2025-09-02","completedDate":"2025-09-29","violations":[{"number":"VI-2025-067860","date":"2025-09-02","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2025-09-27","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-067859","date":"2025-09-02","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2025-09-27","resolution":"COMPLIED - 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APT 2, BAYONNE NJ, 07002","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":18000,"taxable":18000,"land":6400,"improvement":11600,"taxableLand":6400,"taxableImprovement":11600,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":18000,"taxable":18000,"land":6552,"improvement":11448,"taxableLand":6552,"taxableImprovement":11448,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":18000,"taxable":18000,"land":6552,"improvement":11448,"taxableLand":6552,"taxableImprovement":11448,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":22400,"taxable":22400,"land":8100,"improvement":14300,"taxableLand":8100,"taxableImprovement":14300,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":24100,"taxable":24100,"land":8715,"improvement":15385,"taxableLand":8715,"taxableImprovement":15385,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":24100,"taxable":24100,"land":8715,"improvement":15385,"taxableLand":8715,"taxableImprovement":15385,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":24100,"taxable":24100,"land":8715,"improvement":15385,"taxableLand":8715,"taxableImprovement":15385,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":62700,"taxable":62700,"land":12540,"improvement":50160,"taxableLand":12540,"taxableImprovement":50160,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":62700,"taxable":62700,"land":12540,"improvement":50160,"taxableLand":12540,"taxableImprovement":50160,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":98900,"taxable":98900,"land":19780,"improvement":79120,"taxableLand":19780,"taxableImprovement":79120,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":98900,"taxable":98900,"land":19780,"improvement":79120,"taxableLand":19780,"taxableImprovement":79120,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":61600,"taxable":61600,"land":61600,"improvement":0,"taxableLand":61600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0}],"taxNow":1384,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"931252","date":"2018-11-29","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2019-01-15","scope":"MAKE SAFE PERMIT- REMOVE/REPLACE FIRE DAMAGED ROOF RAFTERS AND SHEATHING IN KIND, AND 2ND FLOOR REMOVE/REPLACE FLOORING JOISTS AND SUB-FLOOR TO COMPLY CASE #658634. A SEPARATE PERMIT IS REQUIRED FOR ANY ADDITIONAL ALTERATIONS THAT ARE NOT SPECIFICALLY ADDRESSED ON CASE #658634. NO OTHER WORK ON THIS PERMIT."},{"number":"PP-2022-007432","date":"2022-05-11","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-06-06","scope":"For minor construction work at the subject property in accordance with all applicable provisions of the Philadelphia Code, all references codes and standards, and the attached EZ Standard, where included. Deviation from this standard shall result in permit revocation. A separate permit from the Philadelphia Department of Streets is required for any sidewalk and street closures. All means of pedestrian protection required at the site in accordance with the Philadelphia Building Code Chapter 33 shall be in place prior to start of work. FOR LATERAL SEAL."},{"number":"DP-2022-000735","date":"2022-05-25","work":"Minor Demolition","type":"Demolition","description":"Demolition Permit","status":"Completed","completedDate":"2022-07-12","scope":"TO ADDRESS UNSAFE L&I CASE #658634; FOR THE COMPLETE DEMOLITION OF ONE EXISTING ATTACHED TWO (2) STORY, VACANT RESIDENTIAL STRUCTURE BY HAND DEMOLITION ONLY. ALL PERMITTED DEMOLITION ACTIVITY TO BE IN ACCORDANCE WITH APPROVED SITE SAFETY DEMOLITION PLAN & SUCH PLAN TO BE MAINTAINED ON SITE AT ALL TIMES IN ACCORDANCE WITH PHILADELPHIA ADMINISTRATIVE CODE.ANY DEVIATION WILL REQUIRE AN AMENDED BUILDING PERMIT. PEDESTRIAN PROTECTION TO BE IN PLACE PRIOR TO START OF WORK AND TO BE MAINTAINED DURING ALL DEMOLITION ACTIVITIES. * NOTIFICATION TO NEARBY PROPERTIES WAIVED DUE TO L&I UNSAFE CASE #658634. * A COVERED WALKWAY OR SIDEWALK CLOSURE SHALL BE REQUIRED WITHIN SIX (6) FEET OF BUILDING FACADES IN ACCORDANCE WITH SECTION 3306 OF THE IBC. SEPARATE BUILDING AND/OR STREETS DEPARTMENT PERMITS ARE REQUIRED. IF FIELD CONDITIONS VARY CONTACT DESIGN PROFESSIONAL PRIOR TO THE START OF ANY WORK."},{"number":"ZP-2022-006019","date":"2022-05-25","work":"Full Demolition","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2026-01-21","scope":"To address unsafe L&I Case #658634; for the complete demolition of an existing attached structure previously used as single-family household living, size and location as shown on plan/application."},{"number":"ZP-2026-000904","date":"2026-02-17","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE TO INCLUDE A ROOF DECK AND ROOF DECK ACCESS STRUCTURE. SIZE AND LOCATION AS SHOWN IN PLANS."},{"number":"RP-2025-013428","date":"2026-04-20","work":"New Construction","type":"Residential Building","description":"Residential Building Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH A ROOF DECK AND PILOT HOUSE. STRUCTURE FOR USE AS SINGLE FAMILY HOUSEHOLD LIVING. SPRINKLERED THROUGHOUT PER NFPA 13D. SEPARATE PERMITS REQUIRED FOR PLUMBING, MECHANICAL, ELECTRICAL AND FIRE SUPPRESSION. A COVERED WALKWAY OR SIDEWALK CLOSURE SHALL BE REQUIRED IN ACCORDANCE WITH SECTION 3306 OF THE IBC."},{"number":"SP-2026-000461","date":"2026-06-09","work":"Excavation","type":"Site / Utility Permit","description":"Site / Utility Permit","status":"Issued","completedDate":null,"scope":"Site / Utility Permit for RP-2025-013428"},{"number":"PP-2026-004992","date":"2026-06-09","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"Plumbing Permit (Interior) for combo RP-2025-013428"},{"number":"FP-2026-001099","date":"2026-06-16","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Issued","completedDate":null,"scope":"FOR THE INSTALLATION OF AN AUTOMATIC FIRE SUPPRESSION SYSTEM IN ACCORDANCE WITH NFPA 13D THROUGHOUT THREE STORY BUILDING TO INCLUDE 1-INCH COMBINED WATER SERVICE LINE AS PER APPROVED PLANS. ALL WORK SHALL BE DONE IN ACCORDANCE WITH APPROVED PLANS/HYDRAULIC CALCULATIONS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK."},{"number":"EP-2026-003260","date":"2026-06-17","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"Electrical Permit for combo RP-2025-013428"},{"number":"PP-2026-004990","date":"2026-06-29","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"Plumbing Permit (Water Distribution) for combo RP-2025-013428"},{"number":"PP-2026-004991","date":"2026-06-29","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"Plumbing Permit (Exterior Building Drainage) for combo RP-2025-013428"}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2025,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2026,"k":"sale","p":55000},{"y":2026,"k":"permit","w":"New construction, addition, GFA change"},{"y":2026,"k":"permit","w":"New Construction"},{"y":2026,"k":"permit","w":"Excavation"},{"y":2026,"k":"permit","w":"New Construction or Additions"},{"y":2026,"k":"permit","w":"New Construction"},{"y":2026,"k":"permit","w":"New Construction"},{"y":2026,"k":"permit","w":"New Construction or Additions"},{"y":2026,"k":"permit","w":"New Construction or Additions"},{"y":2026,"k":"viol","w":"L&I violation"},{"y":2026,"k":"insp","w":"L&I: 2 failed, 1 passed"}],"rented":false,"licenses":[{"number":"259374","type":"Rental","status":"Inactive","businessName":"MARIO SELVAGGI","legalName":"MARIO SELVAGGI","address":"1528 S LECOUNT ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2004-09-30","latestIssueDate":"2005-04-09","expirationDate":"2011-02-28","inactiveDate":"2012-12-22"}],"licenseActivity":[{"number":"259374","type":"Rental","businessName":"MARIO SELVAGGI","legalName":"MARIO SELVAGGI","issuedDate":"2004-09-30","latestIssueDate":"2005-04-09","closureDate":"2012-12-22","expirationDate":"2011-02-28","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"record-pressure","level":"elevated","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["$617 appeared in the City's June 2022 delinquency snapshot","failed L&I inspection activity in 2022, 2024, 2026"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"post-purchase-work","level":"elevated","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 8 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2026","permit activity in 2026"],"caveat":"This does not show that the property is listed or that a sale is planned."}],"legalChecks":[{"id":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"7 permits not marked completed: RP-2025-013428 (Issued), SP-2026-000461 (Issued), PP-2026-004992 (Issued), FP-2026-001099 (Issued), EP-2026-003260 (Issued).","why":"Issued work is not the same as approved final work. L&I uses final inspections and required certifications to close construction permits; expired, withdrawn, and completed are different City statuses.","action":"Open the permit file and confirm final inspections, holds, and any resulting occupancy certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"violations","level":"attention","title":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 15 historical violations across 8 cases.","why":"The aggregate currently shows zero open violations, so a historical unsafe/imminently-dangerous row is not a current hazard finding. The repair or demolition permit, final inspection, and case closure are the evidence that resolves the former designation.","action":"Review the Make Safe/repair permit, final inspection, and case closure.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"dated-tax-balance","level":"attention","title":"A dated tax balance needs a current payoff","finding":"$617.20 was recorded in the City’s 2022-06 delinquency snapshot for 2021.","why":"That is historical evidence, not today’s amount due. A current exemption, payment, credit, or assistance agreement can coexist with an older snapshot row.","action":"Check period balances and request a dated Property Payoff statement for settlement.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"23 failed, 5 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Mar 31, 2026.","why":"A PASSED or FAILED value applies to that inspection visit. CLOSED is a separate source status; none of the three alone proves the parent permit or violation case closed—or describes today’s condition.","action":"Open the parent case/permit for each material failure and confirm its later disposition.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"3 fire/suppression-related permits matched; the fetched BIN certification feed returned no row.","why":"Installed systems in mixed-use and larger buildings generally require periodic certification, but applicability and limited-area exceptions vary. A missing BIN/address join is not proof of a compliance failure.","action":"Confirm what system was installed and whether a current annual certificate is required and filed.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"}],"closingChecks":[{"title":"Property Sales Certification","body":"The seller must obtain Philadelphia’s certificate showing the base zoning, last use in the zoning record, and open violations. The City warns that it does not prove Building Code occupancy or show zoning overlays.","action":"Obtain the fresh certificate and compare it with the CO, permits, and Atlas overlays.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-property-sales-certification/"},{"title":"Date-effective City Property Payoff","body":"The Tax Center Property Payoff covers Real Estate Tax, Commercial Trash, and L&I abatement-work invoices. Philadelphia says it does not include business-tax debts or liens, water and sewer charges, or fines for code violations.","action":"Request the City statement effective through settlement; read every period and invoice.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"title":"Professional title and water-lien searches","body":"OPA ownership, deed summaries, and a zero tax balance are not clear title. Mortgages, judgments, municipal claims, water liens, easements, heirs, and other encumbrances require separate searches.","action":"Use a Pennsylvania lawyer/title company and obtain owner’s title insurance; order the separate water search/payoff.","url":"https://www.phila.gov/2026-04-07-why-title-insurance-is-your-best-friend-when-buying-a-home-in-philadelphia/","secondaryUrl":"https://www.phila.gov/services/water-gas-utilities/pay-or-dispute-a-water-bill/resolve-water-liens-judgments/"}]}